Loading...
HomeMy WebLinkAboutRP 84-12; New York Pizzeria; Redevelopment Permits (RP)'WN SUBMITTAL DATE: APPLICAT: June 5, 1984 STAFF REPORT DATE: September 12, 1984 TO: Design Review Board FROM: Land Use Planning Office SUBJECT: RP 84-12 - MANNO Request for approval of a Redevelopment Permit to construct a new restaurant on the west side of Roosevelt Street south of Elm Avenue at 3067 Roosevelt Street. I. RECOMMENDATION It is recommended that the Design Review Board APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution No. 043, recommending APPROVAL of RP 84-12, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a redevelopment permit to develop a new 1108 square feet pizzeria restaurant on .16 acres, located as described above. The subject property is located in a block undergoing transition. The east side of Roosevelt Street is occupied by two banks. The west side of Roosevelt contains the Wonder Bread building, the newly constructed Joe's Transmission Shop, three single-family residences and a small commercial building. The proposed restaurant would replace one residence and be flanked by the remaining two. The site rears on an alley. III. ANALYSIS Planning Issues 1) Is the proposed project consistent with the goals and objectives of the Village Design Manual? 2) Does the proposed project conform to the requirements of the Zoning Ordinance? Discussion The project site is located within Sub-area 4 and borders on Sub- area 1 of the Village Redevelopment Project. Sub-area 4 has traditionally served as a heavy commercial/light manufacturing area; Sub-area 1 functions as the City's central business district. The goal for Sub-area 4 is to create a light manufacturing/heavy commercial area that will serve the project area. Uses encouraged within the sub-area include vocational educational centers, wholesale distributors and neighborhood commercial uses. Sub-area 1 has the goal to function as a major financial, specialty, commercial center for the downtown area. Uses encouraged within the sub-area include bonafide restaurants, retail and specialty shops and professional complexes. Located at the boundary between the sub-areas, staff believes the proposed uses are consistent with the goals and permitted uses of both sub-areas. The pizzeria would constitute a bonafide restaurant and a neighborhood commercial use serving the project area. As such, staff anticipates the proposed use to be compatible with uses permitted in both sub-areas. Staff anticipates only minor problems of land use compatiblility between the proposed use and neighboring residences. The structure would be constructed of solid concrete block, reducing noise impacts. Six-foot high concrete block walls would be built on both property lines shared with neighboring residences. Staff believes the proposed walls and landscaping should mitigate impacts from noise and headlight glare. Additionally, residences are considered transitional uses in this area and will eventually be replaced by other uses. The proposed project complies with all applicable requirements of the Zoning Ordinance. The project would provide eleven parking spaces, one for each 100 square feet of gross floor area. Four of the spaces would be compact. A five-foot setback would be observed from the alley. Although not required, the building would be set back five-feet from Roosevelt Street to accommodate a landscape planter. Overall, staff believes that the proposed project is consistent with the goals and objectives of the Village Design Manual, conforms to the requirements of the Zoning Ordinance and should not adversely impact surrounding uses. IV. ARCHITECTURE/DESIGN The proposed pizzeria would be constructed in tan textured concrete block, identical to that used on Joe's Transmission Shop. The roof would be red Spanish tile and used bricks would be utilized for columns and the planter area. Terra cotta colored, scored concrete would be used to highlight the driveway entry. Small plant wells would be used along the north wall of the parking lot to soften its appearance. A planter containing shrubs and canopy trees would line the south wall. V. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on August 24, 1984. -2- Attachments 1. Design Review Board Resolution No. 043 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Document CDN:ad 8/29/84 -3- BACKGROUND DATA SHEET CASE NO: RP 84-12 APPLICANT: Manno BEQUEST AND LOCATION: Approval of a redevelopment pennit to construct a new on the west side of Roc^evelt Street south of Elm Avenue at 3067 Roosevelt Street LEGAL DESCRIPTION: Lots 27 & 28 of Block 33, of the town of Carlsbad, accord, to map No. 535, filed in the office of the County Recorder May 2, 1888. APN: 203-306-09 Acres .16 Proposed No. of Lots/Units NA GEWERAL PLAN AND ZONING Land Use Designation C^ Density Allowed N/A Density Proposed Existing Zone V-R Proposed Zone Surrounding Zoning and Land Use: Zoning Land Use Site V-R SFR North V-R SFRS/JOE'S TRANS South V-R SFR/COMM. BLDG. East V-R BANKS West V-R SFRS/MULTI PUBLIC FACILITIES School District N/A Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated June 4, 1984 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued August 24, 1984 E.I.R. Certified, dated Other,